11 John St · Quiogue, NY 11978

$1,599,000

4 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 15 Days on market

Built 1999 0.79 ac lot

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Completely Renovated Hamptons Home Has An Open Floor Plan. The Main Level Has 3 Bedrooms And 2 Baths, The Finished Basement Has A Large Entertaining Area, Bedroom, Office, And A Full Bath With Egress Windows And Walk-Out. This Is A Large Property With A Swimming Pool And Lots Of Grass Area. Walk Or Bike To The Village Of Westhampton Beach And Ocean Beaches!, Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Y

Key facts

• Massive family room
• Expansive back deck
• Open kitchen

Tags

• OPEN KITCHEN
• EXPANSIVE BACK DECK
• MASSIVE FAMILY ROOM
• PRIVATE EXTERIOR ENTRANCES
• SUN DRENCHED POOL AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $8k ($98k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.60M).
• Recommended offer: $1.58M (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,023 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing B; Watch: amenities F, commute F, cost of living F.
• Westhampton Beach Union Free School District (suburban): math 72% / reading 75% proficiency, ranked #81 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Westhampton Beach Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 356 students, 43% FRL); Westhampton Middle School (math 61% / reading 63%, grade B+, #136 of 729 statewide, top 20%, 434 students, 26% FRL); Westhampton Beach Senior High School (math 90% / reading 96%, grade A+, #147 of 1,100 statewide, top 14%, 964 students, 24% FRL).
• Market conditions: 112 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,366 units permitted in Suffolk County in 2024 (216 in 5+ unit buildings).
• At $22,508/mo this rent would consume 216% of the median local household income ($125k/yr) (locally 43% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $171k of equity ($11k loan paydown + $160k appreciation (10.0% local appreciation)).
• Suffolk County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $448k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$275k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $785k; list at $1.60M implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,575,015 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.79%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $979,374
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Fairview Ave	0.16mi	4/2.0	1,454 (-7%)	11mo	$800,000	$550	72
61 Rogers Ave	0.69mi	4/2.0	1,592 (+2%)	1mo	$1,185,000	$744	64
20 Deborah Dr	0.67mi	3/2.0 (-1)	1,554 (-0%)	3mo	$975,000	$627	61
310 Montauk Hwy	0.29mi	3/2.0 (-1)	1,500 (-4%)	18mo	$970,000	$647	60
57 Hazelwood Ave	0.75mi	4/3.0	1,768 (+13%)	3mo	$840,000	$475	37
7 Quantuck Bay Rd	0.65mi	3/2.0 (-1)	1,770 (+13%)	8mo	$1,500,000	$847	36
5 Quantuck Bay Ln	0.69mi	3/2.0 (-1)	1,746 (+12%)	21mo	$845,000	$484	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 4.10×
• Total profit: $1,388,150
• Equity at exit: $1,440,506

10-year hold

• IRR: 35.0%
• Equity multiple: 9.22×
• Total profit: $3,679,634
• Equity at exit: $3,106,505

Cash invested: $447,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 11978

• Home prices YoY: 2.9%
• Active inventory: 112
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $22,508 medium
• Mortgage (P&I): −$8,385
• Tax from tax record: −$600 /mo · $7,198/yr
• Insurance: −$666
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,727
• Net cashflow: $8,130

Break-even live

Break-even rent $12,217

Max offer price $1,599,000

Occupancy floor 59%

Sensitivity live

Price	-10% $9,035	-5% $8,583	+0% $8,130	+5% $7,678	+10% $7,225
Rent	-10% $6,352	-5% $7,241	+0% $8,130	+5% $9,019	+10% $9,908
Rate	-1.0pp $8,935	-0.5pp $8,537	base $8,130	+0.5pp $7,716	+1.0pp $7,294

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $399,750
• Closing costs: $47,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Ocame Ave Westhampton Beach, NY	4.0	3.0	1823	$20,000	$10.97	44d	1	0.19mi
44 Griffing Ave Westhampton Beach, NY	4.0	4.5	1825	$12,000	$6.58	19d	1	0.46mi
64 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2157	$10,000	$4.64	44d	1	0.50mi
60 Aspatuck Rd Westhampton Beach, NY	4.0	3.0	2150	$10,000	$4.65	44d	1	0.54mi
243 Sunset Ave Westhampton Beach, NY	4.0	2.0	1566	$28,000	$17.88	4d	1	0.63mi
4 Morris Ct Westhampton Beach, NY	4.0	3.5	1504	$30,000	$19.95	25d	1	0.66mi
50 Hazelwood Ave Westhampton Beach, NY	3.0	2.0	1112	$20,000	$17.99	25d	1	0.69mi
35 Maple St Westhampton Beach, NY	3.0	2.5	1696	$28,000	$16.51	44d	1	0.79mi
31 Liberty St Westhampton Beach, NY	3.0	1.5	2000	$40,000	$20.00	44d	1	1.00mi
14 Park Cir Quogue, NY	3.0	2.0	1300	$20,000	$15.38	25d	1	1.30mi

Listing history 20 events

1. 2026-03-25
   status Pending
2. 2026-03-09
   listed $1,599,000 Active
3. 2016-11-28
   soldstatus $785,000
4. 2016-11-04
   soldstatus $785,000 456-char remark

   Show marketing remark (364 chars)

   This Completely Renovated Hamptons Home Has An Open Floor Plan. The Main Level Has 3 Bedrooms And 2 Baths, The Finished Basement Has A Large Entertaining Area, Bedroom, Office, And A Full Bath With Egress Windows And Walk-Out. This Is A Large Property With A Swimming Pool And Lots Of Grass Area. Walk Or Bike To The Village Of Westhampton Beach And Ocean Beaches!

5. 2016-11-04
   soldstatus $785,000 Closed 364-char remark

   Show marketing remark (364 chars)

   This Completely Renovated Hamptons Home Has An Open Floor Plan. The Main Level Has 3 Bedrooms And 2 Baths, The Finished Basement Has A Large Entertaining Area, Bedroom, Office, And A Full Bath With Egress Windows And Walk-Out. This Is A Large Property With A Swimming Pool And Lots Of Grass Area. Walk Or Bike To The Village Of Westhampton Beach And Ocean Beaches!

6. 2016-10-07
   status Under Contract 364-char remark

   Show marketing remark (364 chars)

   This Completely Renovated Hamptons Home Has An Open Floor Plan. The Main Level Has 3 Bedrooms And 2 Baths, The Finished Basement Has A Large Entertaining Area, Bedroom, Office, And A Full Bath With Egress Windows And Walk-Out. This Is A Large Property With A Swimming Pool And Lots Of Grass Area. Walk Or Bike To The Village Of Westhampton Beach And Ocean Beaches!

7. 2016-09-23
   price $825,000 364-char remark

   Show marketing remark (364 chars)

   This Completely Renovated Hamptons Home Has An Open Floor Plan. The Main Level Has 3 Bedrooms And 2 Baths, The Finished Basement Has A Large Entertaining Area, Bedroom, Office, And A Full Bath With Egress Windows And Walk-Out. This Is A Large Property With A Swimming Pool And Lots Of Grass Area. Walk Or Bike To The Village Of Westhampton Beach And Ocean Beaches!

8. 2016-07-05
   listed $849,000 New 364-char remark

   Show marketing remark (456 chars)

   This Completely Renovated Hamptons Home Has An Open Floor Plan. The Main Level Has 3 Bedrooms And 2 Baths, The Finished Basement Has A Large Entertaining Area, Bedroom, Office, And A Full Bath With Egress Windows And Walk-Out. This Is A Large Property With A Swimming Pool And Lots Of Grass Area. Walk Or Bike To The Village Of Westhampton Beach And Ocean Beaches!, Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Y

9. 2016-07-05
   listed $825,000 456-char remark

   Show marketing remark (456 chars)

   This Completely Renovated Hamptons Home Has An Open Floor Plan. The Main Level Has 3 Bedrooms And 2 Baths, The Finished Basement Has A Large Entertaining Area, Bedroom, Office, And A Full Bath With Egress Windows And Walk-Out. This Is A Large Property With A Swimming Pool And Lots Of Grass Area. Walk Or Bike To The Village Of Westhampton Beach And Ocean Beaches!, Additional information: Appearance:Mint,Interior Features:Lr/Dr,Separate Hotwater Heater:Y

10. 2016-06-07
    soldstatus $485,000
11. 2016-05-13
    soldstatus $485,000
12. 2016-05-13
    soldstatus $485,000 Closed
13. 2016-05-08
    status Under Contract
14. 2016-05-07
    listed $549,000 New
15. 2016-05-05
    listed $549,000
16. 2015-12-23
    soldstatus $345,242
17. 2015-10-07
    historical
18. 2015-03-01
    listed $649,000
19. 1999-11-18
    soldstatus $120,000
20. 1999-05-25
    soldstatus $59,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $7,198 · $600/mo
• Projected year-2 tax: $17,110 · $1,426/mo
• Expected delta: +$9,913/yr (+$826/mo · 137.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥90°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $270,099
• − Mortgage interest: −$89,569
• − Property taxes: −$7,198
• − Insurance: −$7,995
• − Repairs & maintenance: −$21,608
• − Management: −$21,608
• − Depreciation: −$46,516
• Taxable income: $75,605
• Est. tax owed @ 24.0%: −$18,145
• After-tax cash flow: $79,416/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Westhampton Beach Union Free School District
• NCES district ID: 3631020
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 75% ▲ 3.00%
• Median HH income: $88,137
• Composite: 65.91/100
• National rank: #444
• State rank: #81 of 590 in NY

Livability — Quiogue

• Score: 59/100
• State rank: #1023
• US rank: #19962

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quiogue, NY
• County: Suffolk County · 679,920 people
• City population: 4,376
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,705
• Household income: $125,179
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 43.0

Population outlook (Suffolk County) Hauer SSP2

• Today (2025): 1,505,262 people
• By 2030: 1,498,318 · -0.5%
• By 2040: 1,471,101 · -2.3%
• By 2050: 1,424,848 · -5.3%
• By 2075: 1,337,157 · -11.2%
• By 2100: 1,217,720 · -19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Two or more races 14% Hispanic / Latino 11% Black 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Suffolk

• 2024 margin: Lean R (+10.0) · D 45.0% · R 55.0%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.0pp · 2024: -10.0pp
• All cycles: 2024: R+10.0 2020: R+0.0 2016: R+8.2 2012: D+2.9 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 13.02%
• Current HPI: 460.3964
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+2610.2% since first listed

20 events — show timeline

• 2026-03-25 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listed $1,599,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-28 Sold (Public Records) $785,000 Public Records
• 2016-11-04 Sold (MLS) $785,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-04 Sold (MLS) $785,000 MLSLI
• 2016-10-07 Pending — MLSLI
• 2016-09-23 Price Changed $825,000 MLSLI
• 2016-07-05 Listed $849,000 MLSLI
• 2016-07-05 Listed $825,000 OneKey® MLS as Distributed by MLS Grid
• 2016-06-07 Sold (Public Records) $485,000 Public Records
• 2016-05-13 Sold (MLS) $485,000 OneKey® MLS as Distributed by MLS Grid
• 2016-05-13 Sold (MLS) $485,000 MLSLI
• 2016-05-08 Pending — MLSLI
• 2016-05-07 Listed $549,000 MLSLI
• 2016-05-05 Listed $549,000 OneKey® MLS as Distributed by MLS Grid
• 2015-12-23 Sold (Public Records) $345,242 Public Records
• 2015-10-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2015-03-01 Listed $649,000 OneKey® MLS as Distributed by MLS Grid
• 1999-11-18 Sold (Public Records) $120,000 Public Records
• 1999-05-25 Sold (Public Records) $59,000 Public Records

Property tax history

+4.3%/yr

Latest (2022): $7,198 · +0.0% YoY. Source: county tax records.